HomeMy WebLinkAboutAgenda - 11-19-2001-8fORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Data: November 19, 2001
Action Age a
Item No.
SUBJECT: Ruml Guest Establishments Zoning Ortlinance Amentlments
DEPARTMENT: Planning & Inspections PUBLIC HEARING: (YM) NO
ATTACHMENT(S): INFORMATION CONTACT:
Craig BenetlicL Director, exit. 2582
Atloptetl Odinance Robert Davis, Planner III, ext. 2580
Tina Moon, Planner II, eM.2583
TELEPHONE NUMBERS:
Hillsborough 132.8181
Chepsl Hill 9684501
DuMam 888-7331
Mebane 336-221.2081
PURPOSE: To make a tlecision an the proposed Rural Guest EatebliahmentAmentlments to
the Zoning ONinence th da' tg [h R IB ff Z I Dist'd
BACKGROUND:
This Rural euffaf portion of Ne Rurel Guest EatebliahmentAmentlments was con5nued anti(
comment iromfhe Joint Planning Agrddmen[pertks. Planning stiff referredthe emendmerRa
tg the [owns of Chapel Hill antl Cartbdni fdcJPA oaudesy review:.Ne0heriown aubmittetl
commerrts
Rerueat
• Planning staff proposed amentlmeMS[g the Zoning Ordinance regarding Ruml Guest
Eetebliahmenta et Ne May 29, 2001 Public Hearing
• BOCC approvetl the ementlmen[s for the Agricultural Resitlential (AR) antl Rurel Resitlen[ial
(Ri) zoning districts on August 21, 2001
• BOCC reques[etl revisions are shown in Boltl end ~9a
Amendment Summary
• To establish a Rural Guest Establishments use in the Permitted Use Table antl create all
associa[etl ctlteda (approval procetlures, pertormance s+antlaNS, parking, etc).
The zoning oNinance does not haveeland use category for betl antl breakfast
establishments. Tretlhignelly, the County has only consitleretl betl antl breakfast
operations as part of the Historic Sites Non-Resitlential ReuselMixed Use category (654).
• Restricting betl and breakfast operations lg historic sites exdudes all other propeNes that
may be otherwise suitable for this type of lantl use.
• The existing Histodc Sites Non-Residential ReuaelMixed Uae category will remain In the
zoning oMinance.
Location
The propasetl amentlments will apply [c the Rural 8utfer (RB) Zoning District.
The Boats of County Commissioners approved the amentlmenS creating Ruml Guest
Establishments for the A9tlcultural Residential (AR) antl Ruml Residential (R1) zoning districts
on August 21, 2001.
DavelaomeM Procass. Schedule and Action
• Public Hearing on May 29, 2001.
Referred amendments tc [he Planning BoeM for a recommentletion back to the Boats of
Ccunty Commissioners.
• Planning Boats recpmmentletl approval of the proposed amentlments to Iha Zoning
ONinance on July 11, 2001. (10-0 vote)
BOCC appmvetl amentlments for Agnculturel RealdenLel antl Rurel Realtlentisl zoning
disMCts on AUgus[21, 200E
• BOCC to make tledslon regardln9 amendment In Rurel Buffer Zoning District
FINANCIAL IMPACT: No fiscelimpect is essodated with Nis tledsion.
RECOMMENDATION(S): Adminlstretlen Rewmmentlatlon:
Approval of the proposetl amentlments for the Rural Buffer Zoning
Diatdct.
Plannino Boartl Recommendation: (July 11, 2001)
Approval of the proposetl amentlments in all three zoning tliatdcta
(AR, R1, RB).
Plannlna Stag Recommendation: (May 29, 2001)
Approval of the proposed amentlmertls in all three zoning tlisMcta
(PR, R1, RB).
An OrtlinenceAmentling the Zoning Ordinance of Orange County
THE BOARD OF COMMISSIONERS OR ORANGE COUNTY ORDAINS THAT THE ORlW GE
COUNTY ZONING ORDINANCE IS AMENDED AS FOLLOWS:
Bold= Proposetl Tent
5aiketpaadh= Deletetl Text
5@Lti411ti Amend Anicle 22 Delinifipns by vesting four (4)new tleflnlllgns entitled
Rural Guest EstaE shmenfa
Betl antl Breakfast
Bed antl BreeMaet Inn
Coumrylnn
Rural Guest Es[aalishmentz:
A temporary lotlging fadllty that Is compatible b the primary lantl use of agdculWre,
roresYry, open spars, or otherwise rural resitlenfial acdvi[ies. Rural guest eafabliahments
consist of three subrategodes based on intensity antl permit requirements, Batl antl
Breakfast, Bed and Breakfast Inn, and Country Inn, which are Nnher deflnetl below.
Betl antl Breakast A private, owner-pcwp'led tlwelling In which the frequenry and
volume of paying guests Is incidental [o the primary use of the buiHin9 as a private
residence. One to Nree gueslrooms are matle eveileblamhanslent vistlors. The
establishment shall not wntain restaurant facilities, but may proMde fogtl aerdw for
trenslent guests only. (Zoning Permtt)
Bed antl Breakfast Inn: A business opere[etl in a strucwre which is usetl primarily for
provitling pvamigM accommodations to the public, even though the owner or manager
Ilves on the premises. The number of guestrooma may range from four (4) b no more
than eight (8) {µekg(i2j. The establishment shall riot contain restaurent facilWes, buI
may provitla footl cervlce fortrensienl gues6 only. (ClassB SUP)
Country Inn: A busiress, welch offers accommodations and tlining In a pretlominately
mrel area. Overnight awommotlations are available, end atoll-service restaurant
provitles breakfast, lunch antl tlinner Ip guests antl the general public The number of
guestrooms may ange rrom tour (4) m no more Irantwenty-four (24). The reslaurent
shall contain no more than sixty (60) sears. (Class A Sup)
Sect;on 2 gmend the Detailed Table Of Con ants, Section ro read es follows'
88.28 Rurel GUest Esrablishmenta
Betl 8 Breakfast (Zoning Permit)
Betl 8 Breakfast Inn (Glass B Special Uae Permtt)
Gauntry Inn (Glees A Specal Use Permit)
8.8.28.1 Intent
a a ze 2 AtltlNOnal Information
8.828.3 Btantlems of EValuafion
8.0 28.4 Other Requirements
Section 3'. Amentl the Permided Use Table, Secfwn 4.3 b rasa as follows:
H14 Rural Guest Esrablishments
H10A Bed 8 ereekfest
H14B BatlBBreakfast Inn
H14C County Inn
Secl.on 4. Nmend Article 8 Svec al Ueea Iv reed as follows',
8.8.28 Rural6uest ESrabllehments
8.8.28.1 Intent
a) The intent of the Rurel Guest Fstabllahmeme IeM use ®tagwy (H14J Is
to provitle pppprtunlees for [ourisVrooming hcili8es In Me rural sections of
the county so long az the traeitlonal chereMer of neighborhootl Is
meinteinetl.
b). To enwurege me use entl reuse IN historic builtlings within the mrel parts
of the wunty, bisfodc sRes used far Ruml GuesLESfabllshmentsshsll be
eligible for a peNal waiver ofi Ne land use Duller requirements along
dghlsnf-waY~
The Rural Guest Establishments use consists of Ne following Mree
subcategories beeetl on Intensity of use and permiMng requirements.
H14A Bea & Breakfsst (Zoning Permit)'
H14B Bea B BreaMaet Inn (Class B Special Use Peimip
H14C Country Inn (Class ASpedal Uae Pemlip
'Zoning permit application shall wntaln all I~rtonrelicn requiretl far site plan
approval per ANCIe XIV M [Its Orenge County Zoning OMinance, one any
atldidonal infprmation as requiretl below In sedons 8.8 20.2, 8.8.28.3, entl
8.8.28.4.
8.8.28.2 Atltlitlonal Information
(Atlditional lnfomlatlon requirements am fated per subcategory.)
Bed & BreekfaR (H161d
The following information shall be eupplietl as pad IN the appllation:
a) A site plan, as speciFletl by AtlIGe 14, shall mntain the following:
(Per Section 14.2.1 e. professional design entl certl8ratlan is not requiretl
for Rural Gues[ Establlshmen6 with Nree (3) guestrooms or lase-betl &
breakfasts.)
1) Location, width, and type of all internal vehiwlar and pedestrian
Grculation, and parking repuiremenb.
2) LoceBVn entl dimensions of all on-site signage.
3) ecuntlariee of the site
4) Location of well and septic system.
5
b) Cescription of the proposetl use(s) of [M1e site antl the buildings thereon,
inclutllrg the following:
t ~ Hmount of area dllOCdled b adCF Yse.
2) Number of full antl pan-time employees
3) Number of Giants antllw ocwpants expedetl to use the fadity.
4) Proposed M1ours of operetion for mn-resitlential uses of the atte
and within builtlings thereon.
c) Builtling plans br allexlstirtg or proDOSetl stmdurea to indWe door plans.
elevations, end aeGions showirp resWra[ioNrehabilitation proposetl.
d) Lantlscape Dlan, al the same stale as the Bite plan, sFOwing existing or
proposed bees, shrubs, grountl rover antl other lantlscape materials.
(Lantlacape In/wmatlon Is often shown on me beaeplan /orsmall
projects. Each hee does naf have ro 6e intliviCpellyldentl/ktl;
shpwirg an "exlatlrtg bee Ilne"IS prten sumcienf forlarpe lots,
where mebulk of me proper(yremains woodetlf
e) Blatemenl from the appropda@ public service agendas oxceming tha
mempd antl etlsquery of water supply ane wastewater treamrent fortha
propoeeD uses.
tJ Statement from the approprale public service agenGea mnceming the
provision of fve, police aM resme protection to fFe site and stmdures.
g) The proppsej tlevelopment schetlule for the site.
h) Outtloor events(e.g. wordings receptions, pan'ws)or similar adMtles
mnduGor for mmpensatipn shall be permltteQ only if tFere is suKCient
overflow Darking available on site. Overflow parking tloes noF have to be
Davetl or greveled but must be on a suitable (even) sutlace.
i) Any bed B breakfast eslablisFment that is not locatetl on a e[ete
maintained road shall famish a mPY Of the tleetl establishing the
irgress/egreas easement to the County. Such documentation shell not
be limdstl to the easement deed, but may alsp indutle mpiee of roetl
maintenanre agreements ee determinetl by me county.
t) Any application fora Oetl&breakfasl operetion tha[tloes not inclutle any
Manges to en existing structure, antl therefore tloaa not require a
Cenidrate of Occupancy to begin operetions, shall submit documenfd[ion
from the Fre Marshal and Building Inspections OMSion that all areas
open to the public meet state regulations.
k) Applicants requestirg stall or peNal waiver of the rightuf-way land use
buRer shall submit evitlenm that the propedy is Ilstetl on the National
Rietohc Register remglllied by the Bfate of NoDh Carolina or the County
of Orange as a place of historic interest. Applications Inmrporeting
M1iatoric sites shall provitle a Description of how the histotlca style antl
character o(0e builtling andlor properly a to be enhanwtl Nrough the
project
Bed 86reaMesl inn (HidB)
Coun[rylnn (HidC)
In addition to the iMOrmatlon requlretlfor BedB Breakfasts esteblishetl above
(Items s)1~, antl b7 Blmugh k)) Ne following shall be supplietl ea pad of Ne
application for Betl 8 BreaMast Inns and County Inns:
a) Tne site plan, preparetl by a Notlh Carolina registered lentl surveyor or
engineer, shall also contain [he following:
4) Bountlaries of tM site antl distance fvn the fo nearest reaidantlel
8iN4tUrea.
6.0.20.4 Slantlartla of_EValUitlan
(BtantleMS Of Evaluation are l6tetl per subcategory.)
Betl 8 BreaMast (H1dA)
The tdlowing spedfc etantlaNS shell be usetl In tlecitling on an application for
this Ube:
a) Proposed uses and facilities are wmplemen[ary end wmpadble w0h
surrounding area, andapproprlate in the location poposetl given
character of surrounding tlevelopment.
b) Flre, police antl rescue servimsan0 water supply antl wastewater
treatment methods are atlequate to serve [he proposetl uses and
fecllides.
c) Recreatlpnal areas, service areas, park'mg antl 6creening are atlequate
bribe proposetl use(s).
tl) The site is aervW bydirect access ice Stele-maiMalnetl road, or has
legal aaess to a public rwtl byway of a recorded easement.
e) Internal vehialar and pabeeVien dlculation is atlequate for the pmposetl
U6e(6).
f) All applicable requirements of Adide d, 5, 6, 8, 9, t0 antl 12 have been
satisfetl.
g) The proposetl use of Ne historic sm,dare shall be IN 6uch a rature so as
m preserve the historic characer of Ne site antl the bulltling.
Development of Aa site es preposetl woultl have no etlvetse Impact
beyond the building except for appropdete parking fadlities. SWCtural
alterations of hiatodc structures shall be of such a nature as to preserve
Ne historic marader of the building(s) end site. (See 0.0 20.t, Provision
b) to determine appliceblllry pf this Section).
This use Is to be a Zoning Permit in the following tlistrigs`:
AR-Agricultural Residential
R1 -Rural Residential
RB-RU21 Buller
'Bed & Breakfast (H14A) eslablishmen6 wnteining no mare than Nree (3)
guesVOOms shall be sllowetl in all pmtagetl watereheds, antl gitioel areas.
Bad 8 Breakfast Inn IHt4B)
In atltlitipn to the information required for Bed fi &eakfasfs established above
Ne following cdkrN shall be usetl to evaluate Betl 8 Breakfast Iona'
h) The abe plan meets all requirements spetlfletl In subcecflone B.0
antl 0.0.20.2.
i) TM1e site is served by tlireq awes [o a Stale-malnteinetl road.
This use is to be s Class B Spatial Use Permit in Ne following tlislricts9
AR-Agrcultual Residential
Ri-RUrel Residentlal
'Bed 8 Breakfast Inns (Ht4B) containing behreen four (4) antl twelve (t2)
gueetropms shall be consitlere0 cgmnwrciel opereM1One area therefore may not be
allpwea N all Droteded watersheds, area emipal areas.
TM1is Class B 9pedal Use Permit, 0 approved sfrell be valid for ex (B) years, but
may be renewed or reappmvetl by the BoaN of Adjustment after receiving a
report fmm Na PlennlnB Department that the use is, antl M1as been wnOnuously
since It was issued, in wmpliance wiN provisions of Ne Special Use Pelmlt The
Orange County Planning Depatnent shall present Its repar on tree wmpliance
of Ne special use nq later then ninety (90) Gaya beMre the expiration of the
Spedal Use Permit.
The BoaN of AtllusMent shall not renew the Special Usa Permit if it Is
detenninetl [het Ne appliwnl M1as failed to wmDry wIN Ne wnditions or
approval. I(Ihe BoaN of Adjustment does not renew the permit, IM1e permit shell
become null antl void uDOn Ne expireton of the time I'mR. If the Spedal Use
Permit is nM renewed or reappmvetl, then the applicant may submit a new
eppliwtlon as if it were a new use.
Country lore IHmq
Tme atldlllonal information a) througM1 I) outlined above sM1all also be required for
Country Inns.
This uw Is to be a Class A Spatial Use Pennlt In the following disVids:
AR-Agricultural Residential
Rf -RUmI Residemial
8
'Country Inns (H14O) conbining between four (4) and twenty-taut (24)
gueaRDOma shell be mnsitleretl commercial operefions and therefore may not be
allowed in all Drotetletl watersheGS, an cdtigal areas.
This pass A Bpeual Use Permit, if approved shall be valitl for six (0) years, bN
may be renewetl or reapprovetl by Ne BoaN of Commisslpners efler receiving a
report from Ne Planning Department that the use Is, antl has been continuously
since it was Issued in compliance wl[h provisions N the Special Use Permit. The
Orange County Planning OepeNnent shall present Its report on the compliance
of the apedal use no later Nen ninety (90) days before the explra0on of [he
Bpeual Use Permit.
The Boats of Commissioners shell not renew the Special Use Permit if it is
tleterminetl Net the appllwnt has Palled b comply with the mntlldons of
approval. R Me BoaN M Commlealopere tlces not renew the permit, the pemtit
shall bemrns null and void upon the expimtlpn of the Uma limit If the Bpeual
Use PermM1 is not renewed pr reapproved, Nen the applicant may submit a new
application es If It wares nee use.
0.0.20A Othx Reauir enb
(Other Requlremanta are lisbtl per subcategory.)
Betl 8 Breakfast (H14A)
a) Bulltling plans for all huiltling areas ln[entlatl for public use shall be
reviewed and approvetl Dy Ne Fire Marshal and Bulltling Inspegions
DVSpn Dnpr M iasUan W of dmy Certl(Irates Of O2UDdney.
In those roses where a Carfifwate of Occupenry Is not reauiretl, the
applicant shall schetlule a site Inspection whh the Fire Marshal antl
Bulltling InsDadidna Division and submit tlpcumenfatlon of site approval
fo the Planning Department prior W commenting ppere0on.
b) Per the prwislons In SaGlon 9.iD p of ANde 9, Bigns. [he applicant shall
be pemtitletl ro cpnsmtu one sigp not N exceed 16 square feet in size.
Such idenatying signs shall be insUlletl witM1 landscaping arpuntl the
base. All illumination snail he Insblletl as grountl lightlng b prevent
night-time glare.
c) Tha she plan shall provide a minimum of two pahing spaces br the
residence and at least one parking place for each guestroom. Paridng
space dimensions, aisle witlths, tree shatling, number of hantlicappetl
spdLes, etG Shall mBet the tegUllemenis spaelfletl n AfflCa l O.
tl) The site shall meat the landscaping antl huffer re0uirements of ArdGe 12,
of Ne Zoning ONinar¢e, consisting N the lot perimeter tiuRer sDeci0etl in
SeNOn 12.6.1 (b) antl [he appropriate land use huger along the rpatl
frontage per the table in Section 12.fi.2. Property reugNZetl by the state
or Ne county as a Mstorlc site, or as containing a aignl0ant historic
structure shall remiva a full or padlsl waiver of Ne roatl-front land use
huger to maintain the Mstoric rnarecter of the s0e and the tredhlonal view
of the house from Ne roadside.
e) The appllwnt shall be responsible for satisfying all reviewantl permitting
requirements of other public agencies Including but not limited to NCDOT
driveway permits.
Betl & Breakfast Inn (H16B)
n adtlitlon M the bformallpn requiretl (pr BedB Breakfasts establishetl above
the following requirements shall apply m Betl 8 Breakfast Inns:
f) The minimum IM size for a Betl 8 Breakfast Inn using a private well and
septic system shall be no less Man fns (5) apes. A Bed & BreaMas[ Inn
may be permitted on lots IN less than fns (5) acres R Me traG is curteMly
rved by public water and sewaq subjeG W the review end approval of
the appropriate agences antl Me County Engineer.
Country inn lHlAC)
Atltlitional Hegmrements far Country Inns are as follows',
e) Building plans for all builtling areas inlentlatl far public use shall be
viewetl and approved by Me Heegh Deparhnent, Fire Marshal, and
Buildlrg Inspectbns Divisbn prior W'ssuanca of any Cedificatea of
Ocwpanq.
b) Perthe prwisione In Sactbn a t0 q of ANCIe e, Signs. Me applicant shall
be pertnlttetl to wnslmcf one sign not to exceetl i6 square feat in size.
SuM itlentlfying signs shall be Installed witn landscaping around Yha
base. All Illumination shall be installetl as ground lighting to prevent
night-time glare.
c) Tha site plan shallprovitleaminimum of two parking spaces for the
residence, one parklrg place for each gueetroom, and one parking space
parlour restaurant seals. Parking space tlimensipns, aisle wltlths, tree
shatlirg, number of hantlirappetl spaces, eM. shall meet the
requirements speG~ tl in Adide 10. The Fire Marshal shall review end
approve site plan [o ensure EMB and fire truck ecweaibllity.
tl) Thesite shall meet the largsraping antl bufer requirements of Adicle42,
of Me bnirg ONlnanm, mnslstlng G e (twenty-foot) Type A Land Use
Buffer along the perimeter of Me property per Section 12.], antl Me
appropriate land use buffer along Me road frontage per the fable in
Section 12.8.2. PropeRy rewgnizetl by Me stale or [he oaunty as a
historic slfe, or as wntaining a significant hisbric strucWreahall receive a
full or partial waiver of the mad-iron[ lantl use htmer to maintain ibe
hls[odc Gtaracter of the site and me tmtlinonal view of the house from Me
roadside.
a) The minimum lot size for a Country Inn using a private well and sepE
system shall be no less than ten (10) ac s. A Country Inn may be
permitted On Icts Of leas Man ten (10) apes if the traG Is wrceney served
by publicwater antl sewer suhjecl to Me review and approval of Oe
appropriate agences, and the County EnglneeC or'rf the tract will receive
public services as part pf a larger tlevelopment projeG such ae s planned
tlevelopment orvillage flexible development.
10
~ The applicant obeli tre responsible for satisfying all review and permitting
requirements of other pudic agendea Including but not Ilmiletl N NCOOT
adveway pertnlls.
SeSiJgtL@: Amentl Adide W Ofi-Street PaA'no and Loerl'np to reetl es idlows:
10A Otl3treet Parking Requlremenb:
H-1d Rural GUest Establishments-One space per guest room
Serl.cn 0: Amend ArtiGe 12 L tl b B R R to reetl as follows:
12.] Requlremerr4 far Special USe Permits
p. Country Inns-es requlretl In Section 8.928 wiN aiwenty-foot TypeA
perimeter buffer.
~ggg nom]'. Amend ANCk td Blta Plan Aoom~ml Pmcedures M read as follows:
16.2.1 Professional Oecign antl CertiRCetion
e. Rural Guest EstablishmeMS wiN three (B) gueetrooms or less-Bed &
BreeMasfs.
BgMlon 8: TM1IS okinance Shell be effective upon Ifs adoption.
NOW, THEREFORE BE IT RESOLVED, bythe Soak of Omnge County Commisaloners, that
the Zoning Ordinance Pmentlmen[s Drovltling for Rural Guest EsUhlishmenfe in the Agricultural
Residential (AR). Rural Raeitlential (R1), and Rural Buller (RB) zoning tlistrlrls Is approved in
accoNanca wM the above rtrenlionetl te>.t amendments.
Upon motlon of Commissioner rvntletl by Commissioner
,the foregoing reeolution.wee etloptetl Nis the _tlay of .2DD1.
I, Revery a Blythe, clerk tp me Boers of Commissioners tar the County of orange,
North Carolina, GO HEREBY CERTIFY that Me foregoing is a true copy of so much M [he
proceetlirgs of saitl Boak at a mee0ng heltl on , 2001 as relates In any way to
the atloptpn of the lwegoing antl Nat Geld proceetlings are rewketl In Minute Book No.
ache minutes of said Boak.
WITNESS my hantl and the seal of saitl County, Nis _ tlay of , 2001.
Clerk to the BoaN of Commissioners